304 Ford St · Filley, NE 68357

$92,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 22 Days on market

Built 1935 0.32 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

No Show until May 29th. Cute home on a large lot in Filley. Cash or Conventional loan.

Key facts

• 0.32 acre lot
• Garage
• Built 1935

Property features AI

Finance

• Financial info: Taxes listed (not included per instructions)

Exterior

• Parking: Detached covered garage with 1 parking space
• Security: Security system
• Utilities: Public water; Public sewer; Electricity available; Propane available
• Home design: Single-family residence; Residential property; Not new (built in 1935)
• Construction: Wood siding; Composition roof; Block foundation; Built in 1935
• Exterior features: Wood privacy fencing; City lot over 1/4 up to 1/2 acre (approximately 0.32 acre); Lot dimensions about 100 x 140

Interior

• Kitchen: Range
• Bedrooms: Master bedroom on the main floor; Additional bedrooms on the main floor
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two bathrooms total (one full, one 1/4); one main-level bathroom and one below-grade bathroom
• Heating & cooling: Propane forced-air heating; Central air conditioning
• Interior features: Security system; No fireplaces
• Laundry & utility: Basement utility space (full, unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (3.4% below list).
• Recommended offer: $90k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#241 in NE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Freeman Public Schools (rural): math 63% / reading 56% proficiency, ranked #19 of 111 in NE (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Freeman Elementary-Adams (math 62% / reading 52%, grade C+, #136 of 502 statewide, top 31%, 278 students, 18% FRL); Freeman High School (math 62% / reading 62%, grade B-, #39 of 261 statewide, top 18%, 199 students, 19% FRL).
• Market conditions: 1 active listings in the ZIP; 41 units permitted in Gage County in 2024 (14 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($642 loan paydown + $3k appreciation (3.0% local appreciation)).
• Gage County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $78k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,765 (3.4% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.72×
• Total profit: $18,749
• Equity at exit: $41,772

10-year hold

• IRR: 14.6%
• Equity multiple: 3.16×
• Total profit: $56,117
• Equity at exit: $64,375

Cash invested: $26,012 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Nebraska: 83 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; moderate court pace.

Methodology + full state rankings →

ZIP-level market 68357

• Active inventory: 1
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $898 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $119

Break-even live

Break-even rent $747

Max offer price $92,900

Occupancy floor 82%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $92,900 Active 22 DOM
2. 2026-06-18
   days on market $92,900 Active 21 DOM
3. 2026-06-17
   days on market $92,900 Active 20 DOM
4. 2026-06-16
   days on market $92,900 Active 19 DOM
5. 2026-06-15
   days on market $92,900 Active 18 DOM
6. 2026-06-14
   days on market $92,900 Active 16 DOM
7. 2026-06-12
   days on market $92,900 Active 15 DOM
8. 2026-06-09
   days on market $92,900 Active 12 DOM
9. 2026-06-08
   days on market $92,900 Active 11 DOM
10. 2026-06-07
    days on market $92,900 Active 10 DOM
11. 2026-06-05
    days on market $92,900 Active 8 DOM
12. 2026-06-04
    statusdays on market $92,900 Active 6 DOM
13. 2026-06-02
    days on market $92,900 New 5 DOM
14. 2026-06-01
    days on market $92,900 New 4 DOM
15. 2026-05-31
    days on market $92,900 New 3 DOM
16. 2026-05-31
    days on market $92,900 New 2 DOM
17. 2026-05-21
    listed $92,900 New
18. 2024-07-25
    soldstatus $78,000
19. 2024-07-24
    soldstatus $77,500 Sold
20. 2024-06-21
    status Pending
21. 2024-06-14
    listed $84,900 New
22. 2002-07-12
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NE · Resets to sale price

• Current annual tax: $772 · $64/mo
• Projected year-2 tax: $1,607 · $134/mo
• Expected delta: +$836/yr (+$70/mo · 108.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,772
• − Mortgage interest: −$5,204
• − Property taxes: −$772
• − Insurance: −$464
• − Repairs & maintenance: −$862
• − Management: −$862
• − Depreciation: −$2,703
• Taxable loss: −$94
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,450/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Freeman Public Schools
• NCES district ID: 3100116
• Math proficiency: 63% ▲ 6.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $60,686
• Composite: 51.72/100
• National rank: #1685
• State rank: #19 of 111 in NE

Livability — Filley

• Score: 69/100
• State rank: #241
• US rank: #8605

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment A- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Filley, NE
• Population (ZIP): 325

Population outlook (Gage County) Hauer SSP2

• Today (2025): 21,133 people
• By 2030: 20,629 · -2.4%
• By 2040: 19,398 · -8.2%
• By 2050: 18,049 · -14.6%
• By 2075: 15,504 · -26.6%
• By 2100: 12,941 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Italian 4% Iranian 1% Portuguese 1%
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Gage

• 2024 margin: Solid R (+39.2) · D 29.7% · R 68.9% · Other 1.4%
• 2008→2024 swing: -29.8pp toward R · 2008: -9.5pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+36.5 2016: R+34.5 2012: R+16.8 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 0.68%
• F500 in state: 2

Industry mix (Fortune 500 HQ in NE)

Industry	F500 HQs	Revenue
▸Conglomerate	1	$371B

Price history

+271.6% since first listed

6 events — show timeline

• 2026-05-21 Listed $92,900 GPRMLS
• 2024-07-25 Sold (Public Records) $78,000 Public Records
• 2024-07-24 Sold (MLS) $77,500 GPRMLS
• 2024-06-21 Pending — GPRMLS
• 2024-06-14 Listed $84,900 GPRMLS
• 2002-07-12 Sold (Public Records) $25,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $772 · +121.6% YoY. Source: county tax records.